436 Campbell Ave · Westwood, MI 49006

$407,000

66 bd · 72.0 ba · 3,600 sqft · MultiFamily · 10 Days on market

Built 1960 0.30 ac lot

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Why this score? — see what drove the B grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +4.7/10.0
• Livability +4.0/5.0
• Rent growth +3.3/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 6 units. confirmed

5+ unit building — per-unit beds/baths from public records are typically unavailable; the breakdown below (if shown) is an estimate from the listing text.

Listing remarks MLS

Unique 6 unit apartment building off West Main Street. All brick two-story structure with large rear parking area. Carports offer covered parking 3 or 4 vehicles. Units are large and spacious with many recent updates. Units include five 2-bedroom units and one studio unit. Located in excellent residential neighborhood. See Broker for financial information and history.

Key facts

• Recent updates
• Covered parking
• 0.3 acre lot

Tags

• 6 UNIT APARTMENT BUILDING
• BRICK TWO-STORY STRUCTURE
• LARGE REAR PARKING AREA
• COVERED PARKING
• RECENT UPDATES

Property features AI

Finance

• Financial info: Income property with multiple unit types and listed rents (examples shown: $830 per unit type)

Exterior

• Parking: Total of 10 parking spaces; Carport parking available
• Utilities: Public water; Public sewer; Electricity connected; Natural gas connected
• Home design: Residential income property (multi-family)
• Construction: Block and brick construction; Built on a lot approximately 0.3 acres (100 x 132)
• Exterior features: Paved road access; Publicly maintained road; Asphalt/paved parking areas; Property parking lot with best access from Campbell or West Main/Dartmouth/Commonwealth

Interior

• Bedrooms: Multiple 2-bedroom units; Some 1-bedroom (studio/1 BR) units
• Bathrooms: 1 bathroom per unit (units listed are 1-bath)
• Heating & cooling: Hot water heating; Radiant heating; Natural gas heating
• Interior features: Basement with walk-out access and daylight exposure; Common-area laundry in the basement; Sidewalks in the community
• Laundry & utility: Common-area laundry located in the basement

What this means for you Summary

Snapshot

• This is a 5×2bd/1ba + 1×1bd/1ba units multifamily listed at $407k.

Deal economics

• At list price, monthly cash flow is $2k ($27k/yr) — positive. Per door: $374/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($6k rent vs $407k).
• Cap rate 12.9% vs local median 3.3% in Westwood — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 80/100 on livability (#75 in MI, #1,649 nationally) — a professional / high-income tenant draw. Strengths: schools A+, cost of living A+, housing A+; Watch: amenities F, commute F.
• Kalamazoo Public Schools (urban): math 43% / reading 72% proficiency, ranked #71 of 540 in MI (top 13%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; 66% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising (+3.4%/yr); 105 active listings in the ZIP; lower-income renter base — watch delinquency; 339 units permitted in Kalamazoo County in 2024 (22 in 5+ unit buildings).
• At $6,398/mo this rent would consume 176% of the median local household income ($44k/yr) (locally 2581% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $3k of loan paydown is wiped out by about $12k of value loss. Plan a longer hold.
• Kalamazoo County population projected at +18% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 3.4% rent growth), your $114k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.
• 13 sale attempts since 24y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $270k; list at $407k implies a 51% gain — meaningful room to come down on a strong offer.

Recommended offer $407,000

Questions for the listing agent

1. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
2. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
3. Built in 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
6. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
7. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
8. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.57% ✓
• Cap rate: 12.90%
• Cash-on-cash: 23.61%
• DSCR: 2.05
• GRM: 5.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.39% rent growth · sell at horizon

5-year hold

• IRR: 17.2%
• Equity multiple: 1.70×
• Total profit: $79,443
• Equity at exit: $60,685

10-year hold

• IRR: 26.0%
• Equity multiple: 3.32×
• Total profit: $263,842
• Equity at exit: $35,190

Cash invested: $113,960 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 62 Landlord-Friendly
• State Michigan: 62 Landlord-Friendly · EVEN
• County: — inherits STATE
• City: — inherits STATE

7-day pay-or-quit; mixed climate; Detroit/AA have some protections.

Methodology + full state rankings →

ZIP-level market 49006

• Rents YoY: 3.4%
• Active inventory: 105
• Price-to-rent: 31.3×

Monthly cashflow live

• Estimated rent: $6,398 high
• Mortgage (P&I): −$2,134
• Tax est. 1.5%: −$509 /mo · $6,105/yr
• Insurance: −$170
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,344
• Net cashflow: $2,242

Break-even live

Break-even rent $3,560

Max offer price $407,000

Occupancy floor 60%

6-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 5× units	2	1	$5,420
1× unit	1	1	$977
Total (6 units)			$6,398

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $101,750
• Closing costs: $12,210
• Reserves months: —
• Total cash needed: —

Listing history 11 events

1. 2026-06-13
   status $407,000 Pending 10 DOM
2. 2026-06-10
   days on market $407,000 Active 10 DOM
3. 2026-06-09
   days on market $407,000 Active 9 DOM
4. 2026-06-08
   days on market $407,000 Active 8 DOM
5. 2026-06-07
   days on market $407,000 Active 7 DOM
6. 2026-06-05
   days on market $407,000 Active 4 DOM
7. 2026-06-03
   days on market $407,000 Active 3 DOM
8. 2026-06-02
   days on market $407,000 Active 2 DOM
9. 2026-06-01
   remarks 572-char remark
10. 2026-06-01
    remarks 371-char remark
11. 2026-06-01
    listed $407,000 Active 1 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 2/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $76,776
• − Mortgage interest: −$22,798
• − Property taxes: −$6,105
• − Insurance: −$2,035
• − Repairs & maintenance: −$6,142
• − Management: −$6,142
• − Depreciation: −$11,840
• Taxable income: $21,714
• Est. tax owed @ 24.0%: −$5,211
• After-tax cash flow: $21,690/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Kalamazoo Public Schools
• NCES district ID: 2619950
• Math proficiency: 43% ▲ 13.00%
• Reading proficiency: 72% ▲ 33.00%
• Median HH income: $35,291
• Composite: 47.48/100
• National rank: #2275
• State rank: #71 of 540 in MI

Livability — Westwood

• Score: 80/100
• State rank: #75
• US rank: #1649

Category grades

Amenities F Commute F Cost of living A+ Crime B- Employment C+ Housing A+ Health & safety A+ User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Westwood, MI
• County: Kalamazoo County · 224,317 people
• City population: 25,888
• Metro: Kalamazoo-Portage, MI
• Population (ZIP): 26,507
• Household income: $43,639
• Rent vs Own: 65.0% rent · 35.0% own
• Severe rent burden: 2581.0

Population outlook (Kalamazoo County) Hauer SSP2

• Today (2025): 280,982 people
• By 2030: 292,068 · +3.9%
• By 2040: 312,191 · +11.1%
• By 2050: 331,196 · +17.9%
• By 2075: 379,021 · +34.9%
• By 2100: 396,579 · +41.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.55)
• Race & ethnicity: White 65% Black 14% Two or more races 10% Hispanic / Latino 9% Asian 4%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Iranian 6% Romanian 4% Italian 3%
• Foreign-born: 9% · Canada, South Korea, China
• Languages at home: 89% English-only · Spanish 5% Other Indo-European 2% French/Haitian/Cajun 2%

Political lean MEDSL · Kalamazoo

• 2024 margin: D (+17.7) · D 58.0% · R 40.3% · Other 1.7%
• 2008→2024 swing: -1.8pp toward R · 2008: 19.5pp · 2024: 17.7pp
• All cycles: 2024: D+17.7 2020: D+18.7 2016: D+12.8 2012: D+13.3 2008: D+19.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -235.52%
• Current HPI: 243.4367
• Rent YoY: ▲ 3.39%
• Metro: Kalamazoo-Portage, MI
• State GDP YoY: ▲ 1.37%
• F500 in state: 28

Industry mix (Fortune 500 HQ in MI)

Industry	F500 HQs	Revenue
▸Automotive Parts	3	$48B
▸Automotive	2	$372B
▸Chemicals	1	$45B
▸Automotive Retail	1	$29B
▸Healthcare / Medical Devices	1	$23B
▸Automotive Technology	1	$20B

Price history

+99.6% since first listed

25 events — show timeline

• 2026-05-30 Listed $407,000 REALCOMP
• 2026-05-30 Listed $407,000 MiRealSource-MiMLS
• 2018-04-25 Sold (MLS) $270,000 SW Michigan MLS
• 2018-04-25 Sold (MLS) $270,000 REALCOMP
• 2018-03-15 Pending — SW Michigan MLS
• 2018-03-08 Relisted — SW Michigan MLS
• 2018-02-15 Pending — SW Michigan MLS
• 2017-12-23 Listed $274,000 SW Michigan MLS
• 2017-12-23 Listed $274,000 REALCOMP
• 2014-12-24 Listing Removed — SW Michigan MLS
• 2014-12-23 Listing Removed — SW Michigan MLS
• 2014-10-20 Listing Removed — SW Michigan MLS
• 2014-09-15 Listing Removed — SW Michigan MLS
• 2014-09-15 Listing Removed — SW Michigan MLS
• 2011-02-07 Listed $249,000 SW Michigan MLS
• 2010-02-02 Listed $275,000 SW Michigan MLS
• 2007-11-05 Listed $299,000 SW Michigan MLS
• 2007-01-24 Sold (MLS) $337,000 SW Michigan MLS
• 2006-08-16 Listed $349,000 SW Michigan MLS
• 2006-01-23 Listed $349,000 SW Michigan MLS
• 2006-01-23 Listed $349,000 SW Michigan MLS
• 2004-06-01 Sold (MLS) $275,000 SW Michigan MLS
• 2004-03-18 Listed $274,900 SW Michigan MLS
• 2003-01-31 Sold (MLS) $205,200 SW Michigan MLS
• 2002-12-06 Listed $203,900 SW Michigan MLS